Raising Private Money with Jay Conner
Are you a real estate investor who’s tired of missing out on deals because you don’t have the money to fund them? Maybe you’re just starting in real estate, overwhelmed by all the conflicting advice, and wondering how to break through.
Or you’ve done a few deals, but your business feels more like a hobby than a reliable source of income. If you’re struggling to take your real estate business to the next level, this show is for you.
Welcome to The Private Money Show with Jay Conner, where we cut through the noise to give you the truth about real estate investing—and the tools you need to succeed. Most investors lose out on 87% of real estate deals simply because they don’t have access to the money to fund them. But what if you could change that? What if you could fund every deal you wanted, eliminate your competition, and grow your business faster than you ever thought possible?
Each week, Jay Conner—the Private Money Authority—shares exactly how to raise private money to fund your deals, close more opportunities, and build a thriving, consistent real estate business. Jay has been in the trenches of real estate investing full-time since 2003, and he’s still doing it every day. He knows what works, what doesn’t, and how to help you stop chasing bad advice from so-called “gurus” who haven’t done a deal in years.
In every episode, you’ll learn:
- How to find and raise private money to fund your real estate deals on YOUR terms (no banks, no hard money lenders).
- Strategies for creating consistent deal flow and turning your investing business into a reliable source of income.
- How to structure deals with private lenders and create win-win relationships that benefit everyone involved.
- Real-world, step-by-step advice from investors who’ve been where you are and completely changed their game using private money.
This isn’t theory or fluff. It’s the real deal. Jay and his guests break down real-world deals, showing you the numbers, the challenges, and the solutions, so you can see how to apply these lessons to your own business. Whether you’re brand new to real estate, struggling to find consistency, or a seasoned investor looking to scale, this show is your blueprint for success.
Why Listen to This Show?
Because it’s not just about making money—it’s about building something bigger than yourself. Jay believes real estate is a tool not only to create wealth but also to make an impact. This show is for real estate investors who want to leave a legacy, help others, and give back to their communities. It’s for people who know that success isn’t just about the bottom line—it’s about what you do with it.
If you’re ready to stop spinning your wheels, stop missing out on deals, and start building a business that gives you freedom and fulfillment, you’ve found your tribe. Imagine what your life could look like with unlimited access to private money. Imagine the deals you could close, the income you could create, and the impact you could make—not just for yourself, but for others.
This is your moment. This is the Private Money Show.
Tune in now, and let’s get started.
Raising Private Money with Jay Conner
Servant Leadership in Lending: Lessons on Attracting Private Capital with Jay Conner
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***Guest Appearance
Credits to:
https://www.youtube.com/@eXpRealty
“Real Estate Success: From Bank Rejection to $2M in 90 Days | Jay Conner’s Private Money Blueprint”
https://www.youtube.com/watch?v=o0yMZaYE3fk&t=2s
If you’ve ever faced the sudden loss of traditional funding as a real estate investor, you know the feeling: panic, frustration, and a moment of reflection about how to keep your business alive. This was the pivotal moment Jay Conner faced back in January 2009 when his long-standing line of credit was suddenly withdrawn—no warning, no backup plan. Yet rather than accept defeat, he pivoted to a new way of thinking: attracting private money.
In the recent episode of the Raising Private Money podcast, Jay Conner joined Leo Pareja and shared the strategies and mindset shifts that not only saved his business but helped it thrive beyond what traditional financing could ever offer.
Shifting the Mindset: From Begging to Teaching
Jay’s first lesson is all about mindset. Too often, real estate investors approach raising capital with a sense of desperation, especially when a deal is at stake. As Jay puts it, “Desperation’s got a smell to it. The worst time in the world to be looking for private money is when you need it for a deal.” To avoid this, he repositions the investor from a beggar to a teacher—someone who introduces a new opportunity to people unaware of the private lending world.
Rather than chasing, persuading, or begging for money, Jay advocates for leading with a servant’s heart, exposing your network to the concept of private money, and teaching them what you offer well before you have a deal on the table. The secret sauce is to build relationships first and teach the program, not pitch individual deals. This approach means the money is ready and waiting, removing stress and shifting the power dynamic in your favor.
Structuring the Conversation
So, what does a real-life conversation look like? Jay suggests starting with your own network—people you go to church with, friends, family, and anyone with whom you already have trust. As he recounted, he approached a friend at church not directly to ask for money, but instead to ask for help referring others who might be dissatisfied with their investment returns. This “I need your help” approach piques curiosity and often leads to the person wanting to get involved themselves.
When they show interest, avoid the mistake of giving away all the details at once. Instead, share just enough to get them intrigued ("greed glands swelling," as Jay jokingly calls it), then sit down to teach them about the program: interest rates, security, and how their investment is protected. Only after they understand and are excited do you bring them a deal, using Jay's "good news phone call" script—a confident, matter-of-fact notice that their money can now be put to work.
Building a Pipeline: One-on-One and Group Presentations
Jay emphasizes that your initial private lenders often come from one-on-one conversations, but scaling up requires a broader approach. He suggests hosting "private lender luncheons," inviting people in your network to a group presentation where you teach the opportunity and answer questions, all without pitching specific deals. With this method, you can attract substantial sums—Jay raised nearly a million dollars from just one luncheon.
Additionally, using educational audio recordings, brief and tantalizing, can spur potential lenders to reach out to you, saving you from the traditional chase. Sharing insights about tax-free returns with self-directed IRAs is another way to open conversations and provide real value.
Adapting Strategy to the Market
The exit strategy for your deals—whether BRRRR, flipping, or lease-purchase—depends on current market conditions. Flexibility and market awareness give you more options to produce returns for your private lenders, maintaining their trust and excitement in continuing to invest with you.Final Takeaway
The best time to raise private money is before you need it. By serving and educating your network, you create a pipeline of ready funds and lifelong relationships, allowing you to move quickly and confidently on opportunities. Jay Conner's journey is proof that when traditional financing dries up, a shift in mindset and a focus on relationships can unlock a world of private money—and take your business to the next level.
For more in-depth strategies, check out Jay Conner’s book, podcast, or even attend his live events—details are available through his site and podcast channels.
10 Discussion Questions from this Episode
- How did losing access to traditional bank financing act as a catalyst for discovering private money strategies in the stories shared?
- What are the key differences between raising private money and securing funding from traditional institutions, as explained in the episode?
- Why is it important to separate teaching about the opportunity from pitching individual deals to potential private lenders?
- How does approaching private lender relationships with a “servant’s heart” impact the results, according to the speaker’s experience?
- What are the main steps involved in the process of raising private money as described in the episode?
- How does mindset influence success when seeking and managing private lender relationships?
- The episode detailed a “good news phone call” script—what makes this approach effective in securing private funding?
- What role does networking within your existing community and contacts play in sourcing private lenders, based on the examples given?
- How should real estate investors adapt their exit strategies—like flipping versus holding—based on current market conditions?
- What strategies for sourcing off-market deals were outlined, and how can investors apply these in today’s environment?
Fun facts that were revealed in the episode:
- The "Good News Phone Call" Script
One of the most successful techniques described for raising private money is the use of a "good news phone call." Instead of asking if someone wants to fund a deal, the call is simply to inform them their money is ready to be put to work—a strategy that builds excitement and anticipation for the opportunity. - Private Lender Luncheons Yield Big Results
A single private lender luncheon—featuring lunch at a local oceanfront club and a PowerPoint teaching session—brought in $969,000 in pledges, showcasing the power of group education over individual pitching. - Curiosity Builds Commitment
Handing out a simple 16-minute audio recording, which purposefully never shares interest rates or deal details but just piques curiosity, converted an acquaintance into a $650,000 private lender—demonstrating that intrigue can be one of the best tools in raising funds.
Timestamps:
00:00 Starting with traditional financing
04:10 Line of credit closed unexpectedly
07:50 First real estate seminar experience
13:14 Mindset and teaching private lenders
17:17 Telling Wayne about investment opportunities
18:06 Discussing interest rates with Wayne
22:29 Leo is eager to fund the deal
26:10 Introducing Private Money Concept
30:02 Shifting from lease to flip houses
32:52 Lender wants profit participation
36:25 Using Google and private money in real estate
38:36 Offering a free real estate book
Connect With Jay Conner:
Private Money Academy Conference:
https://www.ThePrivateMoneyConference.com
Free Report:
https://www.jayconner.com/MoneyReport
Join the Private Money Academy:
https://www.JayConner.com/trial/
Have you read Jay’s new book, Where to Get the Money Now?
It is available FREE (all you pay is the shipping and handling) at https://www.JayConner.com/Book
What is Private Money? Real Estate Investing with Jay Conner
http://www.JayConner.com/MoneyPodcast
Jay Conner is a proven leader in real estate investing. Without using his own money or credit, Jay maximizes creative methods to buy and sell properties with profits averaging $86,000 per deal.